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3055 Harbor Dr Apt 1202

Fort Lauderdale, FL 33316 · condos · For Sale · 55 days on market
Asking price$2,950,000
3 beds 4 baths 3,488 sqft
Suggested offer$2,509,686$440,314 above the est. market value of $2,509,686.
View on Realtor.com →
Listed by Brian Hero · ONE Sotheby's International Realty
Typecondos
Built1998
Price / sqft$846
Est. value (own analysis)$2,509,686
Rent estimate (own analysis)$12,500/mo
HOA$5,508/mo
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Street view
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Neighborhood

Show every detail
Statusfor_sale
Listed date2026-07-10
Removed date—
MLSMiamiMLS #A12050510
Coordinates26.10914, -80.10859
Address3055 Harbor Dr Apt 1202
CityFort Lauderdale
StateFL
Zip33316
Listing ID5664481170
Sourceus-real-estate-listings, cached 2026-08-28

ZIP market snapshot (33316)

Median sale price$900,000
Median days on market (sale)121
Active sale listings368
Median rent$2,500/mo
Median days on market (rent)34
Active rental listings281
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33316 (≥6 of 50 per our log)

Underwriting (buy-and-hold, default assumptions)

Acquisition (one-time, not monthly/yearly)
Purchase price$2,950,000
Down payment (20.0%)$590,000
Loan amount$2,360,000
Closing costs (5.0%)$147,500
Total cash to close$737,500
Income
Rent (comp-derived)$12,500$150,000
Vacancy loss (8.0%)

Vacancy Loss

Gross Scheduled Rent × Vacancy Rate

Gross scheduled rent (annual) comp$150,000
Vacancy rate (assumption) assumption8.0%

$150,000 × 8.0% = $12,000

Effective gross income$11,500$138,000
Operating expenses
Property tax (placeholder 1.9% of price)$4,671$56,050
Insurance (placeholder 0.8% of price)$1,967$23,600
HOA dues$5,508$66,096
Management (0.0% of EGI)$0$0
Maintenance (5.0% of GSR)$625$7,500
Total operating expenses$12,771$153,246
Net operating income (NOI)

Net Operating Income (NOI)

Effective Gross Income − Total Operating Expenses

Effective gross income derived$138,000
Total operating expenses derived$153,246

$138,000 − $153,246 = -$15,246

Debt service & reserves
Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing)

Monthly Principal & Interest

Standard amortization on the loan amount, at the effective rate and term

Loan amount derived$2,360,000
Interest rate (avg 30yr rate) comp6.7%
Term (assumption) assumption30 years

$2,360,000 amortized at 6.7% over 30 years = $15,166/mo

CapEx reserve (5.0% of GSR)$625$7,500
Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%)$0$0
Cash flow

Monthly Cash Flow

(NOI − Annual Debt Service − Annual CapEx Reserve − Annual PMI) ÷ 12

NOI derived-$15,246
Annual debt service derived$181,992
Annual CapEx reserve assumption$7,500
Annual PMI assumption$0

(-$15,246 − $181,992 − $7,500 − $0) ÷ 12 = -$17,062

Cap rate

Cap Rate

NOI ÷ Purchase Price

NOI derived-$15,246
Purchase price data$2,950,000

-$15,246 ÷ $2,950,000 = -0.5%

Cash-on-cash

Cash-on-Cash Return

Annual Cash Flow ÷ Total Cash Invested

Annual cash flow derived-$204,738
Total cash to close derived$737,500

-$204,738 ÷ $737,500 = -27.8%

DSCR

Debt Service Coverage Ratio (DSCR)

NOI ÷ Annual Debt Service

NOI derived-$15,246
Annual debt service derived$181,992

-$15,246 ÷ $181,992 = -0.08

Rent-to-price (1% rule)

Rent-to-Price (the "1% rule")

(Gross Scheduled Rent ÷ 12) ÷ Purchase Price

Gross scheduled rent (annual) comp$150,000
Purchase price data$2,950,000

($150,000 ÷ 12) ÷ $2,950,000 = 0.4%

Gross rent multiplier

Gross Rent Multiplier (GRM)

Purchase Price ÷ Gross Scheduled Rent

Purchase price data$2,950,000
Gross scheduled rent (annual) comp$150,000

$2,950,000 ÷ $150,000 = 19.7

Operating expense ratio

Operating Expense Ratio

Total Operating Expenses ÷ Effective Gross Income

Total operating expenses derived$153,246
Effective gross income derived$138,000

$153,246 ÷ $138,000 = 111.0%

Break-even occupancy

Break-Even Occupancy

(Total OpEx + Annual Debt Service + Annual PMI) ÷ Gross Scheduled Rent

Total operating expenses derived$153,246
Annual debt service derived$181,992
Annual PMI assumption$0
Gross scheduled rent (annual) comp$150,000

($153,246 + $181,992 + $0) ÷ $150,000 = 223.5%

Comparables

Same ZIP. Real active rental listings, used to derive the rent estimate above.

AddressTypeBedsBathsSqftAsking rentListedDays on market
condos342,537$13,5002026-07-11—
condos332,380$12,5002026-03-11—
condos332,650$8,0002026-06-29—
condos333,368$11,0002026-08-12—
condos343,210$35,0002026-03-11—

1598 S Ocean Ln Apt 218

Fort Lauderdale, 33316 · rent comp

Bedrooms / bathrooms3 bd / 4 ba
Square footage2,537
Listed2026-07-11
Days on market—

Asking rent: $13,500

View on Zillow →

101 S Fort Lauderdale Beach Blvd Apt 1104

Fort Lauderdale, 33316 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage2,380
Listed2026-03-11
Days on market—

Asking rent: $12,500

View on Zillow →

2000 S Ocean Dr Apt 1810

Fort Lauderdale, 33316 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage2,650
Listed2026-06-29
Days on market—

Asking rent: $8,000

View on Zillow →

3055 Harbor Dr Apt 1603

Fort Lauderdale, 33316 · rent comp

Bedrooms / bathrooms3 bd / 3 ba
Square footage3,368
Listed2026-08-12
Days on market—

Asking rent: $11,000

View on Zillow →

101 S Fort Lauderdale Beach Blvd Apt 2703

Fort Lauderdale, 33316 · rent comp

Bedrooms / bathrooms3 bd / 4 ba
Square footage3,210
Listed2026-03-11
Days on market—

Asking rent: $35,000

View on Zillow →

Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.

AddressTypeBedsBathsLiving sqftSale priceSale date
545 S Fort Lauderdale Beach Blvd Unit 701-702condos342,150$1,575,0002026-07-27
1532 SE 12th St Apt 302condos343,522$2,300,0002026-07-21
100 S Birch Rd Unit 1504Econdos321,934$1,000,0002026-06-25
2000 S Ocean Ln Apt 202condos321,550$855,0002026-06-18
101 S Fort Lauderdale Beach Blvd Apt 2004condos332,380$2,100,0002026-06-08
17 Port Side Dr Unit 17Acondos332,813$2,100,0002026-06-01
101 S Fort Lauderdale Beach Blvd Apt 2402condos332,380$2,220,0002026-05-07
1532 SE 12th St Ph 1condos342,360$2,125,0002026-05-01
2221 SE 17th St Unit 804condos342,837$5,500,0002026-05-01
2100 S Ocean Ln Unit 1801-2condos343,176$1,200,0002026-04-30
101 S Fort Lauderdale Beach Blvd Apt 1201condos342,950$2,800,0002026-04-21
2100 S Ocean Ln Apt 2306condos332,491$1,950,0002026-04-15
2241 SE 17th St Unit 703condos34—$4,900,0002026-03-31
100 S Birch Rd Apt 2702condos331,990$1,400,0002026-03-30
1414 SE 12th St Unit 2Acondos342,107$1,525,0002026-03-23
101 S Fort Lauderdale Beach Blvd Apt 1004condos332,380$1,606,2502026-03-20
1424 SE 12th St Unit 2Acondos342,288$1,365,0002026-03-06
1920 S Ocean Dr Apt 606condos331,329$362,0002026-03-02
2000 S Ocean Dr Apt 1209condos342,335$985,0002026-02-25
100 S Birch Rd Unit 2502Ccondos331,990$1,350,0002026-02-17
2321 SE 17th St Unit 202condos33—$3,700,0002026-01-29
1662 S Ocean Ln Apt 158condos321,273$937,5002025-11-03
1819 SE 17th St Apt 1509condos332,005$999,0002025-10-28
101 S Fort Lauderdale Beach Blvd Apt 1405condos342,950$2,160,0002025-10-15
101 S Fort Lauderdale Beach Blvd Apt 2102condos332,380$2,310,4162025-09-10
101 S Fort Lauderdale Beach Blvd Apt 901condos342,950$2,110,0002025-09-10

Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.

AddressTypeBedsBathsSqftAsking priceDays on market
1920 S Ocean Dr Apt 306condos331,329$290,000—
1920 S Ocean Dr Apt 511condos321,293$299,000—
1900 S Ocean Dr Apt 812condos321,293$365,000—
200 SE 19th Stsingle_family321,134$690,000—
1140 SE 6th Tersingle_family341,725$1,750,000—
2100 S Ocean Dr Apt 5CDcondos332,161$599,000—
413 SE 23rd Stmulti_family332,072$890,000—
1500 SE 12th St Unit 1Acondos342,288$1,500,000—

10-year hold projection

IRR-8.5%
Equity multiple-0.43x
Total return (10yr)-$672,930
YearProperty valueNOICash flowLoan balanceEquity
1$3,038,500-$15,246-$204,738$2,334,412$704,088
2$3,129,655-$14,937-$204,617$2,307,068$822,588
3$3,223,545-$14,600-$204,472$2,277,845$945,700
4$3,320,251-$14,233-$204,302$2,246,616$1,073,635
5$3,419,859-$13,835-$204,105$2,213,242$1,206,617
6$3,522,454-$13,404-$203,882$2,177,576$1,344,878
7$3,628,128-$12,939-$203,629$2,139,461$1,488,667
8$3,736,972-$12,439-$203,346$2,098,729$1,638,243
9$3,849,081-$11,901-$203,031$2,055,199$1,793,882
10$3,964,553-$11,325-$202,683$2,008,680$1,955,873
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.
All figures are estimates for evaluation purposes only, not investment, tax, legal, or insurance advice. Property tax is estimated from a real matched tax bill or millage rate when available, a placeholder % of price otherwise; insurance is scaled by flood and wind risk where those are known and a flat percentage otherwise — never a real quote. Verify all of them, along with association restrictions and permit status, before committing capital. Rent estimates come from real comps or Zillow’s ZIP index, not appraisals.